You would deduct a home office etc if there is a business use. 

You will still have to hustle to acquire tenants, get them to pay rents consistently, then out of those profits, you still have to deduct vacancy factors, maintenance, management, taxes, insurance all of these items will affect that 10% hypothetical return.    

Yes, use it from year one, because when you sell you will have “recapture”, pay taxes on the amount that depreciation would have been,  for those years of depreciation whether you deducted them or not.  

Can we Non Resident Aliens use Standard Deduction now, as it is the only one left and in theory it should group the old Personal Exemption?

I take the ARV and deduct all of my known expenses and assume a worst case scenario where I have to replace everything, then my top bid is breakeven.

Please help me decide on how much to deduct , if anything. 

Please help me decide on how much to deduct , if anything. 

To determine cash flow you would need to take the rent and deduct from that the PM fee and PITI as well as money you set aside fro maintenance, CapEx, and vacancy. 

So, it will give you bigger deduction, and because of that, potential bigger "tax saving" in the first years, but you'll get less later too.

Assuming the roof is passable until spring, I'm wondering if i'm better off waiting until the new year to do the roof to maximize the deduction.